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HomeMy WebLinkAboutEAST RIDGE - PDP - 33-98D - CORRESPONDENCE - (5)1: [8/3/05] The size of Block 22 poses a problem from a Ped LOS perspective, specifically the directness measure. Lets take a look at this at see if we can find a way to put in a pedestrian path similar to what has been done in other areas of the project. Topic: Overall Site Plan Number: 11 Created: 4/19/2005 [8/3/05] Thanks for adding the walk. Please add a note that specifically states that this is a "temporary paved connection". [4/19/051 The TIS indicates that there will be a "temporary paved connection" from the southern edge of this property to the existing sidewalk on the east side of Timberline which terminates at Timberline/International intersection. I do not see this noted on the planset. Please include this improvement on subsequent submittals. Topic: Plat Number: 5 Created: 4/18/2005 [8/2/05] Looks like Tract R is the only one that didn't get resolved, according to the tract table and plat. Looks like that bit of Tract C where the ped path passes through needs a public access easement as well. Thanks. [4/18/05] The pedestrian walkways in Tracts B,R,P,U,T,S, and Y need to be placed in Public Access Easements. These can be blanket easements or called out separately. Department: Zoning Issue Contact: Peter Barnes Topic: zoning Number: 3 Created: 4/4/2005 [7/26/05] Sheet SP-4 shows the 10 lots for the attached single family units. However, if these lots contain the 3' side yard easement that is typical on all the lots, then attached units won't work. I don't have a plat to review with this round, but if they haven't removed the easements, they'll have to do so. [4/4/05] Their project note #7 and their response number 4 on their Conceptual Review letter response indicate that there are 3 housing types proposed with this PDP. However, only 2 housing types are listed in the Unit Type Summary on Sheet SP-2 of 8. The Code requires 3 housing types in each PDP over 45 acres in size. Even if there are 3 housing types in the ODP, that doesn't satisfy the requirement that 3 are required for this particular PDP. So I don't believe the "Future MF Tracts" count towards satisfying the requirement. Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Sincerely, Pete Wray City Planner Page 10 though this site is located technically in the Cooper Slough Boxelder basin, it is impacted by this overflow, which is detailed in the Dry Creek master drainage plan. Topic: Channeling off -site flows through the site (Black Hollow Channel) Number: 121 Created: 8/5/2005 [8/5/05] The City is currently looking at an alternative that would convey water to the Dry Creek Channel from areas north of the Larimer and Weld Canal. The City's consultant on this project is Anderson Consulting Engineers. The channel would carry the detained areas north of the Canal. These flows are in the range of 270 cfs. The channel that would be needed for the Larimer and Weld Canal overflow should be sufficient to carry these flows through this site. I can email you a copy of the preliminary design of the channel if requested. This channel could possibly address the conveyance of the Larimer and Weld Canal overflow as provide a master planned improvement needed in this area. It is recommended that you contact me to set up a meeting with our master planning engineers, in order to more fully explain and explore this issue. Please note that this is based on best available information, as this channel alternative design for the master plan improvements was only recently developed by the City. Topic: Drainage Number: 98 Created: 8/2/2005 [8/2/05] The current design allows water to pond up in forebays prior to entering Pond 1, please provide overfows from these forebays in to Pond 1, and provide a way to get rid of low flows from these forebay areas into the Pond 1. Topic: Drainage design issues Number: 102 Created: 8/2/2005 [8/2/05] Please explain in the report what areas off -site from this development were accounted for in the drainage design and how that compares and complies with the sub - basin delineation as shown in the Cooper Slough master drainage plan. The Cooper Slough Mater plan shows basin 16, to be 60.5 acres to the northeast of this site and to drain throughthe site with a future planned detention. The model takes into account only 13.08 acres at a very low percent impervious rate. This issue was brought up early on with the design engineers, however, the drainage report for this site has failed to address it and thus does not comply with the currently approved master plan for this site. Please provide a SWMM model schematic in the drainage report showing all basins, conveyance elements and ponds. It seems like the percent impervious for open areas was assumed to be close to 0% in some open areas, please use a minimum of 20% per City criteria. Topic: General Number: 130 Created: 8/5/2005 [8/5/05] Please note that due to the short turn around provided and the preliminary nature of the information submitted on this round of review, all the comments given are general in nature. Once a more detailed submittal is provided, more detailed comments will follow. Department: Transportation Planning Issue Contact: David Averill Topic: General Number: 105 Created: 8/3/2005 Page 9 Number: 128 Created: 8/5/2005 [8/5/05] See chapter 7 for street design requirements including but not limited to minimum arc lengths, slopes, tangents, radius, sag and crest curves, etc. Department: Light & Power Issue Contact: Doug Martine Topic: Landscape Plans Number: 96 Created: 7/26/2005 [7/26/05] A streetlight plan drawn on a landscape plan, was hand delivered to Jim Sell Design on 7-26-05. The planned streetlights need to be shown on the landscape plan and street tree locations adjusted to provide 40 ft. clearance between lights and trees (15 ft. if the tree is an ornamental). Note that some storm drain catch basins may need to be adjusted to provide space to install streetlight standards. Topic: Streets Number: 95 Created: 7/26/2005 [7/26/05] Is the road from Timberline, south of House Dr. is named Quinby Way or Zepplin Way? The overall landscape plan shown Zepplin, the 1"=50' landscape plan shows Quincy. Topic: Utility Plans Number: 94 Created: 7/26/2005 [7/26/05] The developer is encouraged to separate the planned 'paired' water services. As an alternative, many, but not all, of the water services will be required to be separated to provide space for electric vaults and streetlights. Specific locations where the separation will be required will not be known until the electric utility system is designed, but prior to actual installation of the water services. Department: Natural Resources Issue Contact: Doug Moore Topic: General Number: 97 Created: 8/1 /2005 [8/1/05] No remaining issues. Wonderful job on the Wetland Mitigation Plans. NRD will provide a reference to this plan as well as a reference to the timing of construction limits related to the raptor use the development agreement. Please contact Doug Moore at (970) 224-6143 if you have any addition question or concerns. Thank you. Department: PFA Issue Contact: Ron Gonzales Topic: fire Number: 138 Created: 8/10/2005 [8/10/05] the second point of access shall be a distance not closer than one half the longest diagonal across this project. This was determined to be some 1500' north of the most southern road of this project. See the PFA letter of 1-19-05 for more details. If this cannot be provided, then 1/2 of the proposed submittal can be approved by the PFA Department: Stormwater Utility Issue Contact: Basil Harridan Topic: Canal Overflow (Larimer and Weld) Number: 120 Created: 8/5/2005 [8/5/05] According to the Dry Creek master plan, the Larimer and Weld Canal has a spill upstream of this area of 290 cfs (Conveyance Element 953). These flows will need to be routed through this site. This spill is shown on the approved Dry Creek master plan. Even Page 8 [4/20/05] From Technical Services: Need a "chart" as to what the tracts are and who owns and maintains them. Number: 99 Created: 8/2/2005 [8/2/05] From Technical Services: Can you place block numbers on the preliminary plat? Number: 101 Created: 8/2/2005 [8/2/05] From Technical Services: Minor drafting problems only. Number: 103 Created: 8/2/2005 [8/2/05] Lot numbering does not match the utility plans. Number: 104 Created: 8/2/2005 [8/2/05] The row for Dassault at the southern property boundary does not accommodate the curve in the road shown on the utility plans. Topic: Street Names Number: 12 Created: 4/19/2005 [8/8/05] House is very close to Howes, an existing street. Phonetically similar names are not allowed and suggest contacting PFA to see if they approve of House as soon as possible. [4/19/05] Collector street names must be taken from the approved street name list. Please contact Ted Shepard (221-6750) as soon as possible. Topic: Utility Plans Number: 19 Created: 4/20/2005 [8/2/05] Please see comment #92. These comments go hand in hand and must be completed before the next round of review and before we can schedule the public hearing. [4/20/05] Please schedule a utility coordination meeting prior to your next submittal. You can call me at 221-6605 or email me at sjoy@fcgov.com to set one up. Number: 47 Created: 4/20/2005 [8/2/05] Several highlighted items were not provided with this submittal. [4/20/05] Please complete and submit Appendix E4 with the next submittal. All highlighted items must be complete prior to scheduling the public hearing. Any item not addressed will become a new comment with the next submittal. Number: 124 Created: 8/5/2005 [8/5/05] The property boundary lineweight is too close to the lot lines and existing and proposed contours. Please make it more distinguishable. Number: 125 Created: 8/5/2005 [8/5/05] No manholes are allowed in wheel paths or bike lanes. Number: 126 Created: 8/5/2005 [8/5/05] Sheet 25 - what exactly is this sheet proposing? If you are installing utilities on someone else's property, you will need a letter of intent prior to hearing allowing this occur. The actual utility easement must be provided in Final Compliance. Number: 127 Created: 8/5/2005 [8/5/05] Sheet 38 - please provide 500' of offsite preliminary design. Page 7 Number: 123 Created: 8/5/2005 [8/5/05] This project may not go to hearing until the bumpout along the southern property line is annexed into the City. You may also handle this by changing the property boundary on the plan sets to reflect what was annexed in with the ODP and then handle that piece as an offsite improvement with the appropriate easements. Number: 129 Created: 8/5/2005 [8/5/05] Alley intersections need to meet PFA's 25' inside and 50' outside turning radii requirement. Number: 135 Created: 8/5/2005 [8/5/05] Just want to make sure that it -is very clear to your client that no structures over 4' are allowed within the Sight Distance Easement. This effects quite a few lots and tracts in the project and may make future development in the effected tracts difficult at best. Number: 137 Created: 8/8/2005 [8/8/05] Please show all existing features within 150' of the project boundary. Topic: Landscape Plans Number: 91 Created: 4/25/2005 [8/5/05] [4/25/051 Please see Appendix E6 for scanning requirements. These sheets will not scan well and will not be accepted. Number: 131 [8/5/05] Show all utilities. Created: 8/5/2005 Number: 132 Created: 8/5/2005 [8/5/05] Show driveways on all lots less than 50' in width. Topic: Overall Site Plan Number: 133 Created: 8/5/2005 [8/5/05] No structures of any kind, including project ID signs, are allowed in any easement. Number: 134 Created: 8/5/2005 [8/5/05] Please provide a legend, scale, north arrow, etc. Number: 136 Created: 8/5/2005 [8/5/05] Remove contours. Topic: Plat Number: 54 Created: 4/20/2005 [8/2/05] [4/20/05] Please update the plat language to the current version. I can email this to you so you can just cut and paste it into your drawing. Number: 56 Created: 4/20/2005 [8/2/05] From Technical Services: The boundary and legal do not close with this submittal. [4/20/05] From Technical Services: Boundary and legal close. Number: 61 Created: 4/20/2005 [8/2/05] Need to say that all tracts to be owned and MAINTAINED by the HOA. Page 6 [4/20/05] Will need sidewalk culverts at all Alley intersections to take the drainage out to the street. Cannot drain over sidewalk. Number: 44 Created: 4/20/2005 [8/2/05] [4/20/05] Vertical crest and sag curves must be in accordance with details 7-17 and 7-18. Number: 45 Created: 4/20/2005 [8/2/05] [4/20/05] Need to show existing features for a minimum of 150' of the project boundaries. Number: 48 Created: 4/20/2005 [8/2/05] [4/20/05] See redlines for other comments. Number: 49 1, Created: 4/20/2005 [8/2/05] [4/20/05] More detailed comments to follow in Final Compliance when greater detail is given. Number: 51 Created: 4/20/2005 [8/2/05] 1 am very concerned that several meetings and/or conference calls have taken place regarding Engineering's comments without Engineering's knowledge or consent. This is a complicated site and attempting to negotiate Engineering comments with other departments can only delay your project and cause confusion. Please make sure that I am involved in all future meetings or discussions. [4/20/05] Please call or email me to set up a meeting with Matt Baker regarding the overpass design requirements. Number: 53 Created: 4/20/2005 [8/2/05] As shown on Appendix E4, preliminary cross sections are required every 50' as stated below. Sheri has agreed that you may provide fewer cross sections along Timberline as long as it is clear what is being proposed for the overpass in the ultimate. [4/20/05] Please provide cross sections for all arterial and collector streets at 50' intervals. Please provide cross sections at the local street widenings, three total, one on each end and one at the middle. Number: 92 Created: 4/25/2005 [8/2/05] Repeat. This comment must be addressed on the plans prior to scheduling the public hearing. Please call me to schedule a utility coordination. [4/25/05] Any lot with less than 50' of frontage will have to have the driveways shown on the plat, landscape, site and utility plans to ensure that you can fit the utilities, driveway and street trees. Number: 100 Created: 8/2/2005 [8/2/05] Remove the word "Preliminary" from the title block on all plan sets, all sheets. Number: 122 } Created: 8/5/2005 [8/5/05] My comments with this round are preliminary in nature and are not all inclusive due to the insufficient turn around time for the submittal as well as the lack of information on the plans. More detailed comments to follow with the next round of review for which I will require at least a 3 week turnaround to properly review and coordinate the plans. Page 5 [4/20/05] All local streets have been designed and platted with 53' of row BUT you have some streets with VC both sides, some streets with rollover both sides, and some streets that mix and match. 53' of row is req'd for rollover both sides, 51' for VC both sides, and 52' where they are combined. You will need to provide separate typical street sections for each of these occurances (4 possible configurations depending on what side of the street is VC and rollover) and then list the street name from station xxxx to station xxxx underneath it. The curb must be consistent from block to block, can't change the curb type mid block. Number: 29 Created: 4/20/2005 [8/2/05] [4/20/05] Barnstormer exceeds the 660' max for a temp culdesac. The culdesac needs to be pulled back so that it doesn't exceed that distance. No building permits will be allowed for lots 12-18 until the street goes through. Number: 33 Created: 4/20/2005 [8/2/05] [4/20/051 Need to align ped access ramps. See trans planning for their input for your proposed midblock locations. Number: 34 Created: 4/20/2005 [8/5/05] Please label all slopes on the grading sheets so that we can determine whether or not the 4:1 max is being met. [4/20/05] Slopes effecting public row or in public row cannot exceed 4:1. Number: 35 Created: 4/20/2005 [8/2/05] [4/20/05] See Appendix E6 for all scanning requirements. Number: 36 Created: 4/20/2005 [8/2/05] Repeat comment. [4/20/05] Need a greater overlap from sheet to sheet so that all lots are shown in their entirety on at least one sheet (all plan sets). Number: 37 Created: 4/20/2005 [8/2/05] Repeat. No variance will be granted to allow the crosspan at the Collector/Arterial intersection. [4/20/051 Crosspans are not allowed in Collector streets. Midblock crosspans have to be 12' wide. 8' on Collector streets, 10' on Arterials. Number: 40 Created: 4/20/2005 [8/2/05] Please call out ALL dimensions as required per detail 7-24. [4/20/05] Plan and Profile sheets — provide a detail of the street widening for all locations that this occurs. Show all dimensions required in detail 7-24. R1 can be from 20-36' per Mike Herzig. Number: 42 Created: 4/20/2005 [8/2/05] This configuration is insufficient and will not be approved. A larger median will be necessary to prevent the left turn movements from Citation. [4/20/05] The porkchop in Timberline may not be adequate in the interim to control the movement. Will need to look at this more and discuss with Eric. Number: 43 Created: 4/20/2005 [8/2/05] No more than 500sf of surface area may drain over a public sidewalk. Page 4 L12JO ber:2 ' Created:4/20/2005 5 , : of enough vertical information is shown on the plans to determine if the proposed Hough to accommodate the future overpass and emergency access road. Please do NOT resubmit until we have met to go over your proposal. It is to your benefit if you work with me closely and coordinate this design over the next few weeks. I can set up as many meetings as we need with all of the appropriate people to get this worked through but I need you to CALL me to start the process and be willing to meet (221-6605). [4/20/05] Please provide a preliminary design for the overpass with enough information to determine the actual row needs along Timberline OR you can start at the west row line at the Plummer School, take it up 4:1 to the 20 or 25' height, add in the street section, and then take it back down 4:1 to find the approximate slope. This option will put you out about 300' into your property. Number: 25 Created: 4/20/2005 [8/2/05] The City agrees that the developer can provide an escrow for the cost of final design and construction of that portion of International Blvd from its SE corner west to a point representing the easternmost 1/3 of the wetland. The developer will be given the option to credit this cost against the payment from the City for Timberline ROW costs. The developer does not need to provide a final design for this roadway at this time, but does need to provide a preliminary design of this roadway so that drainage patterns and roadway grades for the three street stubs that tie into International Blvd will be accommodated. The city also agrees that the developer shall provide interim and ultimate designs for the three street stubs to International Blvd and escrow the costs to construct the portion of the roadways that will not be constructed with the development. It needs to be clarified that the portion of roadway adjacent to buildable lots will need to be constructed in accordance with Section 24-95 of the City Code and Section 3.3.2(D)(6) of the Land Use Code. Estimates for the escrow amounts must be submitted by a license professional engineer for the City's review and approval and those amounts will be added into the Development Agreement. [4/20/05] This development is responsible for the design and construction of International along its frontage. Need an interim and ultimate design for your street stubs to it. Will need to provide an estimate for the construction of the street stubs to the property line for our review and approval. That amount will go into the DA. Number: 26 Created: 4/20/2005 [8/2/05] No decision has been made at this time pending more design information on the Right Turn Variance on Timberline — will discuss with Eric next week. I may need mation (like striping plans, street section, etc) from you before we can make a umber 27 Created: 4/20/2005 [K214 A formal variance request is required where you are not meeting this standard. All variances must be either approved or denied before going to public hearing. [4/20/051 Public alleys cannot exceed 660'. Number: 28 Created: 4/20/2005 [8/2/05] It is alright to use the 53' row in all conditions because the parkway will just be wider on the side with the vertical curb. The plans need to be very clear with what's happening and where. Right now there are conflicting typical cross sections that need to be cleaned up. Page 3 [8/5/05] L-1: Planting Notes, revise V. Landscaping within residential parkways shall be installed by developer for each block phase at time of completion of driveway installations. Parkway landscaping shall be maintained by lot owner following installation. Delete note #2 in Landscaping Assurances section. Delete note #15. No standard for shrub separation to utilities in LUC. Number: 117 Created: 8/5/2005 [8/5/05] L6-8: Off -site improvements to property in second annexation including landscaping, irrigation, grading and fencing shall be ... Number: 118 Created: 8/5/2005 G S1u [8/5/05] Park site (tract Q) dies not have to be graded. We will do at time of development. If some grding is needed, complete at 1 %grade (see Craig Foreman for any questions). l5 Numb * Created: 8/5/2005 ,/� 05] Boxelder Sanitation (Randy Siddens). See red -line comments. Ile Department: Engineering Issue Contact: Susan Joy -� Topic: General Number:20 Created: 4/20/2005 [8/2/05] Repeat. The emergency access easement shown or its proposed location does not meet PFA's minimum requirements. As stated below, this development is required to design and construct a second point of access acceptable to PFA in both the interim and ultimate conditions if you want to pull building permits for the entire site. In order to determine if the EA drive works in both the interim and ultimate, enough preliminary horizontal AND vertical design is required on the plans before going to public hearing. Please provide a plan and profile of the EA road as well as a plan and profile and show how it ties into Timberline in both the interim and ultimate. If you can not show that the EA drive will work in the ultimate, than only half the site will be allowed to pull building permits and this site would have to be phased or done in separate filings (please see comment 21). [4/20/05] This development as shown with is out of fire access. A second point of access is required per Ron Gonzales with PFA. He has agreed to a temporary emergency access lane off the north west side of the property in the interim BUT this may go away if the over/under pass is constructed. If and when that happens, another acceptable secondary point of access will be required prior to the release of future phases. Number: 21 Created: 4/20/2005 [8/2/05] [4/20/05] Suggest doing separate Filings for this development versus Phasing. Phasing would require that all public improvements be constructed within a 3 year time frame. If this does not occur, then the plans expire and you must resubmit to whatever the standards are at that time. Do Filing one now such that it meets PFA's requirements and leave the future filings alone until another street provides your secondary point of access. JNumber: 22 Created: 4/20/2005 [8/2/05] Repeat comment. Not enough information was provided for Timberline's design to comment on. Please see chapter 7 of LCUASS for all street design requirements and call out the information on the plans (CL radius, tangent lengths, taper lengths, etc). [4/20/05] Please provide an interim and ultimate design for Timberline up to Skymaster. Please provide a typical street section for each condition. Please provide an interim and ultimate striping plan. Page 2 STAFF PROJECT REVIEW City of Fort Collins JIM SELL DESIGN, INC. Date: 9/30/2005 MATT BLAKELY 153 W. MOUNTAIN AVE. FORT COLLINS, CO 80524 Staff has reviewed your submittal for EAST RIDGE PDP, TYPE I, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Pete Wray Topic: General Number: 106 Created: 8/5/2005 [8/5/05] Site Plan SP-2: Net residential density shown as 4.60 will meet minimum standards with future multi -family phases. Number: 107 Created: 8/5/2005 [8/5/05] Site Plan SP-2: The minimum mix of 3 housing types is described in the Unit Summary Table. Staf has reviewed conceptual architectural elevations dated (3-29-05). More detailed architectural drawings including plan and elevation renderings will be required prior to Final Plan approval. Number: 108 Created: 8/5/2005 [8/5/05] Show emergency access easement on all drawings. Number: 109 Created: 8/5/2005 [8/5/05] SP-4: Add note describing hatched lots (9-18). Number: 110 Created: 8/5/2005 [8/5/05] SP-5: Check "Zeppelin Way" street name spelling? Number: [8/5/05] 111 SP-5: Created: 8/5/2005 Label east sidewalk adjacent to lots (20-23). Number: 112 Created: 8/5/2005 / ` 5 [8/5/05] SP-5: Remove building envelopes from site distance easement along .lots(9-15)..c���y[ Number: 113 Created: 8/5/2005 G, [8/5/05] SP-6: Remove building envelopes from site distance easement along lots (19-25). Number: 114 Created: 8/5/2005 [8/5/05] SP-8: Show limit of sidewalk on south end of Dassault St. Number: 115 Created: 8/5/2005 [8/5/05] Overall Landscape Plan L-1: Revise emergency access easement on all drawings. Number: 116 Created: 8/5/2005 Page 1